25 Don Grider Rd · Russell Springs, KY 42642

$124,000

4 bd · 2.0 ba · 1,816 sqft · SingleFamily · 129 Days on market

Built 2005 Fair condition 0.72 ac lot $68/sqft · 57% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault of the home! Located at 25 Don Grider Road in Russell Springs, KY, this 2005 mobile home offers approximately 1,816 sq ft of living space (more or less) and is situated on a .72-acre lot just off Blair Schoolhouse Road. The home is on a strapped foundation and features a covered front porch along with additional rooms that have been built onto the home, including insulated windows. The interior includes 4 bedrooms and 2 full bathrooms, along with a kitchen equipped with a double oven. Two refrigerators, a microwave, washer, and dryer will remain with the property. The home also includes a 50-gallon water heater approximately 1 year old and a roof estimated to be approximately 10 years old. Heating and cooling are provided by central HVAC, with an additional wood stove in the living room as supplemental heat. A ramp to the back entrance provides added accessibility. Exterior improvements include a storage shed, wood shed, and a pool house with an above-ground pool. All information is believed to be accurate but is not guaranteed. Buyers are encouraged to verify square footage, lot size, condition, and all property features to their satisfaction.

Key facts

• Covered front porch
• Central hvac
• Insulated windows

Tags

• COVERED FRONT PORCH
• STRAPPED FOUNDATION
• INSULATED WINDOWS
• DOUBLE OVEN
• 50 GALLON WATER HEATER
• CENTRAL HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.3% in Russell Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#181 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Russell County (rural): math 29% / reading 43% proficiency, ranked #67 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Russell Springs Elementary School (math 25% / reading 40%, grade F, #342 of 676 statewide, top 51%, 625 students, 73% FRL); Russell County Middle School (math 29% / reading 47%, grade F, #71 of 217 statewide, top 33%, 677 students, 69% FRL); Russell County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 832 students, 64% FRL).
• Market conditions: 223 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Russell County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $290,736
• List price: $124,000
• Delta: -57.35%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $9,198
• Equity at exit: $18,489

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $45,797
• Equity at exit: $10,721

Cash invested: $34,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42642

• Home prices YoY: -25.3%
• Active inventory: 223
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $460

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 67%

Sensitivity live

Price	-10% $545	-5% $502	+0% $460	+5% $417	+10% $374
Rent	-10% $328	-5% $394	+0% $460	+5% $525	+10% $591
Rate	-1.0pp $522	-0.5pp $491	base $460	+0.5pp $427	+1.0pp $395

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $124,000 Active 129 DOM
2. 2026-06-21
   days on market $124,000 Active 128 DOM
3. 2026-06-18
   days on market $124,000 Active 126 DOM
4. 2026-06-17
   days on market $124,000 Active 125 DOM
5. 2026-06-16
   days on market $124,000 Active 124 DOM
6. 2026-06-15
   days on market $124,000 Active 123 DOM
7. 2026-06-13
   days on market $124,000 Active 121 DOM
8. 2026-06-12
   days on market $124,000 Active 120 DOM
9. 2026-06-09
   days on market $124,000 Active 117 DOM
10. 2026-06-08
    days on market $124,000 Active 116 DOM
11. 2026-06-07
    days on market $124,000 Active 115 DOM
12. 2026-06-07
    days on market $124,000 Active 114 DOM
13. 2026-06-04
    days on market $124,000 Active 111 DOM
14. 2026-06-02
    days on market $124,000 Active 110 DOM
15. 2026-06-01
    days on market $124,000 Active 109 DOM
16. 2026-05-31
    days on market $124,000 Active 108 DOM
17. 2026-05-31
    days on market $124,000 Active 107 DOM
18. 2026-05-01
    status Active 1197-char remark

    Show marketing remark (1197 chars)

    Back on the market at no fault of the home! Located at 25 Don Grider Road in Russell Springs, KY, this 2005 mobile home offers approximately 1,816 sq ft of living space (more or less) and is situated on a .72-acre lot just off Blair Schoolhouse Road. The home is on a strapped foundation and features a covered front porch along with additional rooms that have been built onto the home, including insulated windows. The interior includes 4 bedrooms and 2 full bathrooms, along with a kitchen equipped with a double oven. Two refrigerators, a microwave, washer, and dryer will remain with the property. The home also includes a 50-gallon water heater approximately 1 year old and a roof estimated to be approximately 10 years old. Heating and cooling are provided by central HVAC, with an additional wood stove in the living room as supplemental heat. A ramp to the back entrance provides added accessibility. Exterior improvements include a storage shed, wood shed, and a pool house with an above-ground pool. All information is believed to be accurate but is not guaranteed. Buyers are encouraged to verify square footage, lot size, condition, and all property features to their satisfaction.

19. 2026-04-24
    historical Contingent 1197-char remark

    Show marketing remark (1197 chars)

    Back on the market at no fault of the home! Located at 25 Don Grider Road in Russell Springs, KY, this 2005 mobile home offers approximately 1,816 sq ft of living space (more or less) and is situated on a .72-acre lot just off Blair Schoolhouse Road. The home is on a strapped foundation and features a covered front porch along with additional rooms that have been built onto the home, including insulated windows. The interior includes 4 bedrooms and 2 full bathrooms, along with a kitchen equipped with a double oven. Two refrigerators, a microwave, washer, and dryer will remain with the property. The home also includes a 50-gallon water heater approximately 1 year old and a roof estimated to be approximately 10 years old. Heating and cooling are provided by central HVAC, with an additional wood stove in the living room as supplemental heat. A ramp to the back entrance provides added accessibility. Exterior improvements include a storage shed, wood shed, and a pool house with an above-ground pool. All information is believed to be accurate but is not guaranteed. Buyers are encouraged to verify square footage, lot size, condition, and all property features to their satisfaction.

20. 2026-02-12
    listed $129,000 Active 1197-char remark

    Show marketing remark (1197 chars)

    Back on the market at no fault of the home! Located at 25 Don Grider Road in Russell Springs, KY, this 2005 mobile home offers approximately 1,816 sq ft of living space (more or less) and is situated on a .72-acre lot just off Blair Schoolhouse Road. The home is on a strapped foundation and features a covered front porch along with additional rooms that have been built onto the home, including insulated windows. The interior includes 4 bedrooms and 2 full bathrooms, along with a kitchen equipped with a double oven. Two refrigerators, a microwave, washer, and dryer will remain with the property. The home also includes a 50-gallon water heater approximately 1 year old and a roof estimated to be approximately 10 years old. Heating and cooling are provided by central HVAC, with an additional wood stove in the living room as supplemental heat. A ramp to the back entrance provides added accessibility. Exterior improvements include a storage shed, wood shed, and a pool house with an above-ground pool. All information is believed to be accurate but is not guaranteed. Buyers are encouraged to verify square footage, lot size, condition, and all property features to their satisfaction.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,997
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$3,607
• Taxable income: $3,764
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,611/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs to its exterior and roof, but has a good kitchen and flooring. Painting and replacing the siding would significantly increase its value.

Repairs flagged

• Major siding — Severe weathering
• Major roof — Aged appearance

Value-add opportunities

• Both Paint exterior and replace siding — Enhances curb appeal and value
• Both Replace HVAC — Improves comfort and energy efficiency
• Both Paint interior walls — Freshens up the interior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior and replace siding — Enhances curb appeal and value ↑
• Both Replace HVAC — Improves comfort and energy efficiency ↑
• Both Paint interior walls — Freshens up the interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Russell County
• NCES district ID: 2105160
• Math proficiency: 29% ▼ -23.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $31,487
• Composite: 29.35/100
• National rank: #6537
• State rank: #67 of 165 in KY

Livability — Russell Springs

• Score: 69/100
• State rank: #181
• US rank: #9030

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,951

Population outlook (Russell County) Hauer SSP2

• Today (2025): 17,770 people
• By 2030: 17,730 · -0.2%
• By 2040: 17,469 · -1.7%
• By 2050: 16,919 · -4.8%
• By 2075: 15,582 · -12.3%
• By 2100: 13,227 · -25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+72.2) · D 13.5% · R 85.7%
• 2008→2024 swing: -15.9pp toward R · 2008: -56.3pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+70.6 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.33%
• Current HPI: 237.5038
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

3 events — show timeline

• 2026-05-01 Relisted — ImagineMLS
• 2026-04-24 Contingent — ImagineMLS
• 2026-02-12 Listed $129,000 ImagineMLS